My Solicitor in West Croydon is not listed on the Barnsley Building Society Approved Panel. Can I still retain my prefered solicitor even though they are not on the Barnsley Building Society approved list?
The limited options available to you here include:
- Complete the purchase with your preferred West Croydon solicitors but Barnsley Building Society will need to instruct a solicitor on their panel. This will result in additional overall legal fees as well as result in delays.
- Get a new lawyer to act in the conveyancing, obviously checking they are Convince your solicitor to use their best endeavours to join the Barnsley Building Society conveyancing panel
I'm the single beneficiary of my late mum's estate and I have everything in my name now, including the my former home in West Croydon. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in March. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most lenders would take a practical view as this obligation chiefly exists to pick up on subsales or the wholesaling and assigning of property.
I am purchasing a property in West Croydon. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?
Given that you are obtaining a mortgage with Nottingham your lawyer must follow the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Nottingham where a lease does not satisfy these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to West Croydon.
We were going to get a DIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any West Croydon solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint West Croydon solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
We are intent on selling our home in West Croydon and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using a nationwide conveyancing practice rather than a conveyancing solicitor in West Croydon. We have lived in West Croydon for many years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Is it possible to swap solicitor as I have to select one who is on the Barclays Direct conveyancing list. I hired a high street conveyancing solicitor in West Croydon round the corner but the firm is not accepted by Barclays Direct
We will our best to assist in finding you a conveyancing solicitor in West Croydon on the Barclays Direct panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in West Croydon. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in West Croydon.
Last November I purchased a leasehold house in West Croydon. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a West Croydon conveyancing firm to help?
if there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Freehold Enfranchisement decision for a West Croydon residence is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case related to 4 flats. The unexpired residue of the current lease was 98 years.
My wife and I have recently had an offer accepted on a flat and had meeting on Tuesday with the Post Office for the mortgage. They have informed me that when it comes to appointing a conveyancing practitioner that unless they are on their approved panel of property lawyers then we will have to pay out an additional fee of £250+. This is is due to the fact that they would then have to appoint a conveyancer to act on their behalf as well as the one we choose to act for ourselves and we assume responsibility for their costs. I have requested the Post Office to send me with a list so I can seek estimates only from their approved solicitors but was told that I need to check with each individual solicitor to see if they are on the panel. What would be the best way of going about this?
Ask the Post Office what their criteria for panel membership is for a conveyancer.Thereafter ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on mortgages for the Post Office historically. If the answer to those is yes, then just double check with the Post Office. Alternatively please make use of our search tool and we should be able to identify a conveyancer in West Croydon on the approved list for the Post Office.